Our son-in-law is about to exchange on a newly built flat in Herne Hill with a mortgage from TSB. His conveyancer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the TSB conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the TSB conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
If you had a top tip for selecting a conveyancing solicitor in Herne Hill what would it be?
We would encourage you not to base your choice on the cheapest Herne Hill conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
Forgive me if this question is silly but I am wet behind the ears as FTB of a garden flat in Herne Hill. Do I collect the keys to the house on completion from my solicitor? If so, I will use a High Street conveyancing solicitor in Herne Hill?
On the day of completion you do not need to go to the conveyancers office in Herne Hill. Your solicitors will transfer the purchase money to the owner’s solicitors, and once they have received this, you should be invited to pick up the keys from the selling Agents and start moving into the property. Usually this occurs between 1 and 3pm.
Our sealed bid on a semi in Herne Hill has been accepted, the owners do however have a dependent purchase. The vendors have offered on a flat, but it’s not yet tied up, and are looking at other apartments booked. I have chosen a bricks and mortar conveyancing solicitor in Herne Hill. What should be my next step? When should I get the mortgage application with Lloyds going?
It is normal to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is approx one thousand pounds, then valuation, Herne Hill conveyancing search costs, etc). First, you should ensure that your solicitor is on the Lloyds conveyancing panel. Regarding the next phase this very much dictated by the uniqueness of your transaction, motivation for this property and on the state of the market. During a rising market some buyers would apply for the mortgage with Lloyds and pay for the valuation and only if it comes back ok would they ask their lawyer to press on with the conveyancing in Herne Hill.
I have justfound out that Stirling Law have closed. They carried out my conveyancing in Herne Hill for a purchase of a leasehold flat 9 months ago. How can I check that my home is not still registered in the name of the previous owner?
The easiest method to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Herne Hill conveyancing specialists.
I have been sourcing a conveyancing practitioner in Herne Hill for my house move. Can I review a firm’s complaints history with the legal regulator?
Anyone can review published Solicitor Regulator Association (SRA) determinations stemming from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. For details Pre 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The regulator could monitor call for training purposes.
Completion is due on the sale of our £175,000 maisonette in Herne Hill next week. The freeholder has quoted £336 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge such fees for a leasehold conveyance in Herne Hill?
Herne Hill conveyancing on leasehold flats normally involves administration charges levied by managing agents :
Answering pre-contract questions
Where consent is required before sale in Herne Hill
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
After years of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Herne Hill. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
if there is a absentee landlord or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to determine the price.
An example of a Freehold Enfranchisement case for a Herne Hill property is 66 Southwell Road in March 2012. By Order of Deputy District Judge Stone dated 25 January 2012 a vesting order was made. The determination of the purchase price was referred to the Tribunal who decided that the amount payable for the freehold should be£29,612.00 This case related to 3 flats. The unexpired residue of the current lease was 72.58 years.
Is planning permission required to split a house into multiple flats in Herne Hill? This has been carried out to a property next door to my house in Herne Hill and was unaware of it happening until it was finished.
Planning permission is required for converting a single dwelling in Herne Hill into flats but probably not for converting once again to single dwelling-house so, in answer to your query, yes.